You are in the right place learning from the BP community.I have worked with a number of investors who have stated their investing journey this same way. 

Reducing risk requires at least some time spent in research and involvement in a deal.There are many other things you learn along the way as well. 

To attract investors, offer incentives like high cash flow potential and tax benefits, and structure the deal with clear legal terms and contingencies to minimize risk.Good luck!

I’m happy to help and share what I’ve learned!

Lessons learned?

I guess be happy it’s only a couple months and a cheap lesson learned?

One middling program I got into, I later learned the founder was trying to get out of managing real estate because "it was hard" so he decided to teach real estate investing instead. 

You may be able to deduct mortgage interest and property taxes before the property is in service. 

To analyze deals efficiently, focus on key metrics like cash flow, cap rate, and expense ratios—make sure rental income covers mortgage, taxes, insurance, and maintenance while hitting your 6% cap rate target.

Has become super common with these wholesalers learning how to create terms on deals that have been sitting on market for a while.